Question: I have been renting an apartment in Dubai for three years. My contract ends in August.
Last year, while making the current tenancy contract, my landlord added a clause under “additional terms” stating that: “The period of tenancy is only for one year and is non-renewable. After completion of the tenor, the property will be vacated. On vacating the premises, the property should be left in a clean/tidy condition.”
I signed the tenancy contract and the Ejari was also registered.
My landlord has not served me with an eviction notice through notary or registered mail.
I want to renew the tenancy contract and continue living in the same property for another year.
Recently, I came across rules of the Real Estate Regulatory Agency, according to which the landlord cannot rent out the property to another tenant unless they are related to him.
What option do I have for renewal? Or can I do nothing because I already signed the contract last year? RG, Dubai
Answer: Despite the fact that you signed the contract, this non-renewal clause is not admissible because a landlord has to allow a tenant to renew the lease if that is what the tenant wants to do.
In your case, although you have signed the contract, you are now technically in dispute because you do not agree with this clause.
If you were to file a case with the Rent Dispute Settlement Committee, the default position is the law, and in theory at least, the judge should find in your favour and request the landlord to allow you to renew your contract.
A landlord is only allowed to request the eviction of a tenant for the following four reasons:
1) To sell the property.
2) To move in him/herself, or to enable his/her next of kin to occupy the property. If this reason is given, the landlord is then not allowed to re-let the property for at least two years for residential, or three years for commercial.
3) To carry out renovations that would prevent the tenant from living in the property while the work is ongoing.
4) To demolish the property.
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If either of the last two reasons is given, a technical report must be provided to serve as evidence of the planned works.
In any of the above cases, the landlord must inform the tenant in writing about the eviction via notary public or registered mail, giving 12 months’ notice.
Q: I have been renting a villa in Dubai for the past five years and the contract is due for renewal soon.
We’ve always paid the rent on time and maintained the villa like it was our own.
I had agreed to a rent increase in line with the Rera rent calculator. The landlord sent the contract but with wrong figures.
I returned it to him and asked him to cite the amount we had agreed so that I could get the Ejari.
He has gone silent for the past three weeks despite gentle reminders. I am now getting reminders from both the Dubai Land Department and the community office that I need to upload the new contract.
What are my options if he remains silent? Should I just pay the old rent until he updates the contract?
Can the property developer evict me if I don’t have a new contract? ML, Dubai
A: If the landlord remains silent, I would use Rera’s rental cheque deposit scheme. You drop off your rent cheques at the DLD, they will issue you a receipt and contact the landlord to inform him that they have the rent cheques and ask him to collect them.
In terms of the rent to be paid, I would use the figure that was agreed by both of you – not the old rent, nor the figure the landlord indicated in the contract. Presumably, you have proof of the agreed terms.
As far as the developer is concerned, just show them the incorrect rental contract (to prove your intent to renew) and the receipts from Rera that indicate that you have paid your rent.
Explain that the paperwork is being updated and should be sorted soon. This should be sufficient for the developer to allow you to continue to live there until the correct paperwork is ready.
Mario Volpi is the sales director at AX Capital. He has worked in the property sector for 39 years in London and Dubai. The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to m.volpi@axcapital.ae
Jiu-jitsu calendar of events for 2017-2018:
August 5:
Round-1 of the President’s Cup in Al Ain.
August 11-13:
Asian Championship in Vietnam.
September 8-9:
Ajman International.
September 16-17
Asian Indoor and Martial Arts Games, Ashgabat.
September 22-24:
IJJF Balkan Junior Open, Montenegro.
September 23-24:
Grand Slam Los Angeles.
September 29:
Round-1 Mother of The Nation Cup.
October 13-14:
Al Ain U18 International.
September 20-21:
Al Ain International.
November 3:
Round-2 Mother of The National Cup.
November 4:
Round-2 President’s Cup.
November 10-12:
Grand Slam Rio de Janeiro.
November 24-26:
World Championship, Columbia.
November 30:
World Beach Championship, Columbia.
December 8-9:
Dubai International.
December 23:
Round-3 President’s Cup, Sharjah.
January 12-13:
Grand Slam Abu Dhabi.
January 26-27:
Fujairah International.
February 3:
Round-4 President’s Cup, Al Dhafra.
February 16-17:
Ras Al Khaimah International.
February 23-24:
The Challenge Championship.
March 10-11:
Grand Slam London.
March 16:
Final Round – Mother of The Nation.
March 17:
Final Round – President’s Cup.
Key features of new policy
Pupils to learn coding and other vocational skills from Grade 6
Exams to test critical thinking and application of knowledge
A new National Assessment Centre, PARAKH (Performance, Assessment, Review and Analysis for Holistic Development) will form the standard for schools
Schools to implement online system to encouraging transparency and accountability
The winners
Fiction
- ‘Amreekiya’ by Lena Mahmoud
- ‘As Good As True’ by Cheryl Reid
The Evelyn Shakir Non-Fiction Award
- ‘Syrian and Lebanese Patricios in Sao Paulo’ by Oswaldo Truzzi; translated by Ramon J Stern
- ‘The Sound of Listening’ by Philip Metres
The George Ellenbogen Poetry Award
- ‘Footnotes in the Order of Disappearance’ by Fady Joudah
Children/Young Adult
- ‘I’ve Loved You Since Forever’ by Hoda Kotb
Final scores
18 under: Tyrrell Hatton (ENG)
- 14: Jason Scrivener (AUS)
-13: Rory McIlroy (NIR)
-12: Rafa Cabrera Bello (ESP)
-11: David Lipsky (USA), Marc Warren (SCO)
-10: Tommy Fleetwood (ENG), Chris Paisley (ENG), Matt Wallace (ENG), Fabrizio Zanotti (PAR)
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Ten tax points to be aware of in 2026
1. Domestic VAT refund amendments: request your refund within five years
If a business does not apply for the refund on time, they lose their credit.
2. E-invoicing in the UAE
Businesses should continue preparing for the implementation of e-invoicing in the UAE, with 2026 a preparation and transition period ahead of phased mandatory adoption.
3. More tax audits
Tax authorities are increasingly using data already available across multiple filings to identify audit risks.
4. More beneficial VAT and excise tax penalty regime
Tax disputes are expected to become more frequent and more structured, with clearer administrative objection and appeal processes. The UAE has adopted a new penalty regime for VAT and excise disputes, which now mirrors the penalty regime for corporate tax.
5. Greater emphasis on statutory audit
There is a greater need for the accuracy of financial statements. The International Financial Reporting Standards standards need to be strictly adhered to and, as a result, the quality of the audits will need to increase.
6. Further transfer pricing enforcement
Transfer pricing enforcement, which refers to the practice of establishing prices for internal transactions between related entities, is expected to broaden in scope. The UAE will shortly open the possibility to negotiate advance pricing agreements, or essentially rulings for transfer pricing purposes.
7. Limited time periods for audits
Recent amendments also introduce a default five-year limitation period for tax audits and assessments, subject to specific statutory exceptions. While the standard audit and assessment period is five years, this may be extended to up to 15 years in cases involving fraud or tax evasion.
8. Pillar 2 implementation
Many multinational groups will begin to feel the practical effect of the Domestic Minimum Top-Up Tax (DMTT), the UAE's implementation of the OECD’s global minimum tax under Pillar 2. While the rules apply for financial years starting on or after January 1, 2025, it is 2026 that marks the transition to an operational phase.
9. Reduced compliance obligations for imported goods and services
Businesses that apply the reverse-charge mechanism for VAT purposes in the UAE may benefit from reduced compliance obligations.
10. Substance and CbC reporting focus
Tax authorities are expected to continue strengthening the enforcement of economic substance and Country-by-Country (CbC) reporting frameworks. In the UAE, these regimes are increasingly being used as risk-assessment tools, providing tax authorities with a comprehensive view of multinational groups’ global footprints and enabling them to assess whether profits are aligned with real economic activity.
Contributed by Thomas Vanhee and Hend Rashwan, Aurifer
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